3832 Dyches Rd · Aiken, SC 29801

$211,900

3 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 55 Days on market

Built 1952 0.31 ac lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This newly renovated cottage is conveniently located close by USC Aiken and Aiken Regional Medical Center. Step inside to the cozy open living/dining area with a fireplace. Updated kitchen with stainless appliances and a gas stove. Oversized primary suite with a built-in dresser and full bathroom. 2 additional bedrooms share the hall bathroom. Refinished hardwood floors, freshly painted interior, newer roof and newer windows. Large, fenced backyard, storage shed and single-car carport.

Key facts

• Stainless appliances
• Gas stove
• Updated kitchen

Tags

• NEWLY RENOVATED COTTAGE
• COZY OPEN LIVING DINING AREA
• FIREPLACE
• UPDATED KITCHEN
• STAINLESS APPLIANCES
• GAS STOVE

Property features AI

Exterior

• Parking: Carport (1 space); Driveway
• Security: Smoke detectors
• Utilities: Public water; Septic sewer; Cable available; Water available; Sewer available; Phone available; Electricity available; Natural gas available
• Home design: Single family residence; One story
• Construction: Vinyl siding; Composition roof; Block and brick/mortar foundation; Built with above-grade finished living space
• Exterior features: Fenced yard; Shed(s); Rolling slope yard; Landscaped; Asphalt road access; No patio or porch; No pool

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Has heating
• Interior features: Ceiling fans; Walk-in closets; Insulated windows; Wood-burning fireplace in the living room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $60 ($715/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (18.0% below list).
• Recommended offer: $174k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.1% in Aiken — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#93 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime F, commute F.
• Aiken 01 (suburban): math 31% / reading 44% proficiency, ranked #36 of 80 in SC (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Graniteville Elementary (math 27%, 377 students, 100% FRL); Leavelle Mccampbell Middle (math 19% / reading 32%, grade F, #162 of 229 statewide, top 71%, 650 students, 55% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools average 72% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.1%/yr); 522 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• This rent runs 35% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $88k; list at $212k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,673 (18.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.06% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-26,938
• Equity at exit: $31,595

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-3,123
• Equity at exit: $18,321

Cash invested: $59,332 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29801

• Rents YoY: 5.1%
• Active inventory: 522
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$1,111
• Tax from tax record: −$113 /mo · $1,355/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $60

Break-even live

Break-even rent $1,661

Max offer price $211,900

Occupancy floor 92%

Sensitivity live

Price	-10% $179	-5% $120	+0% $60	+5% $0	+10% $-60
Rent	-10% $-78	-5% $-9	+0% $60	+5% $128	+10% $197
Rate	-1.0pp $166	-0.5pp $113	base $60	+0.5pp $5	+1.0pp $-51

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $52,975
• Closing costs: $6,357
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1227E University Ln Apt E Aiken, SC	2.0	2.0	1092	$1,500	$1.37	25d	1	0.55mi

Listing history 20 events

1. 2026-06-21
   days on market $211,900 Active 55 DOM
2. 2026-06-18
   days on market $211,900 Active 52 DOM
3. 2026-06-17
   pricedays on market $211,900 Active 51 DOM
4. 2026-06-16
   days on market $214,900 Active 50 DOM
5. 2026-06-15
   days on market $214,900 Active 49 DOM
6. 2026-06-14
   days on market $214,900 Active 47 DOM
7. 2026-06-13
   days on market $214,900 Active 46 DOM
8. 2026-06-10
   days on market $214,900 Active 44 DOM
9. 2026-06-09
   days on market $214,900 Active 43 DOM
10. 2026-06-08
    days on market $214,900 Active 42 DOM
11. 2026-06-07
    days on market $214,900 Active 41 DOM
12. 2026-06-03
    days on market $214,900 Active 37 DOM
13. 2026-06-02
    days on market $214,900 Active 36 DOM
14. 2026-06-01
    days on market $214,900 Active 35 DOM
15. 2026-05-31
    days on market $214,900 Active 34 DOM
16. 2026-05-30
    days on market $214,900 Active 33 DOM
17. 2026-04-27
    listed $214,900 Active
18. 2021-08-30
    soldstatus $88,240
19. 1989-05-01
    soldstatus $46,304
20. 1984-10-01
    soldstatus $39,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,355 · $113/mo
• Projected year-2 tax: $1,355 · $113/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,841
• − Mortgage interest: −$11,870
• − Property taxes: −$1,355
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$6,164
• Taxable loss: −$2,943
• Est. tax savings @ 24.0%: +$706
• After-tax cash flow: $1,421/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Aiken 01
• NCES district ID: 4500720
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $45,081
• Composite: 31.91/100
• National rank: #5857
• State rank: #36 of 80 in SC

Livability — Aiken

• Score: 67/100
• State rank: #93
• US rank: #10443

Category grades

Amenities B Commute F Cost of living A Crime F Employment C+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Aiken County · 116,534 people
• City population: 71,807
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 31,108
• Household income: $59,573
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1260.0

Population outlook (Aiken County) Hauer SSP2

• Today (2025): 178,003 people
• By 2030: 182,876 · +2.7%
• By 2040: 189,970 · +6.7%
• By 2050: 193,840 · +8.9%
• By 2075: 199,453 · +12.1%
• By 2100: 192,403 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Black 42% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Aiken

• 2024 margin: Strong R (+25.9) · D 36.4% · R 62.2% · Other 1.4%
• 2008→2024 swing: -1.9pp toward R · 2008: -24.0pp · 2024: -25.9pp
• All cycles: 2024: R+25.9 2020: R+22.7 2016: R+27.5 2012: R+26.0 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -278.52%
• Current HPI: 173.7944
• Rent YoY: ▲ 5.06%
• Metro: Augusta-Richmond County, GA-SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+438.6% since first listed

4 events — show timeline

• 2026-04-27 Listed $214,900 AMLS
• 2021-08-30 Sold (Public Records) $88,240 Public Records
• 1989-05-01 Sold (Public Records) $46,304 Public Records
• 1984-10-01 Sold (Public Records) $39,900 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,355 · +8.4% YoY. Source: county tax records.